Planning Commission Minutes - 03-01-2022 (Joint Special)MINUTES
SPECIAL MEETING - MONTICELLO PLANNING COMMISSION
Tuesday, March 1st, 2022 — 4:30 p.m.
Mississippi Room, Monticello Community Center
City Council: Mayor Lloyd Hilgart, Charlotte Gabler, Jim Davidson, Sam Murdoff,
Bill Fair
Commissioners: Paul Konsor, Andrew Tapper, Alison Zimpfer, Eric Hagen and Teri Lehner
Staff: Angela Schumann, Steve Grittman (NAC), Rachel Leonard, Matt Leonard,
Jim Thares, Ron Hackenmueller, Hayden Stensgard
1. General Business
A. Call to Order
Planning Commission Chair Paul Konsor called the Special Meeting of the
Monticello Planning Commission to order at 4:30 p.m. A quorum of the City
Council was also present.
2. Joint Meeting Agenda
A. Concept Staee Planned Unit Development Proposal for a Mixed -Use
Development (87 Residential Apartment Units and Approximately 30,000 Sq Ft
of Commercial Office and Retail Use) in the Central Community District
Proposer: Mark Buchholz
Community Development Director Angela Schumann welcomed all in attendance
and provided an overview of the meeting's focus. The City Council and Planning
Commission were asked to provide feedback to the developers and staff for
when a formal land use application is submitted.
City Planner Steve Grittman provided an overview of the project. The proposed
redevelopment on Block 52 consists of first floor commercial and office space
(roughly 30,000 square feet) and 87 residential units in the four floors above.
Three existing buildings and businesses on the block are set to remain in place.
The proposal also includes 83 underground parking spaces for the residents and
the current proposal includes 114 surface spaces. Parking counts and shared
parking will be a continued discussion between the developers and staff. The
north end of the proposed development is anticipated to include a restaurant
area with an enlarged sidewalk space along TH 25.
Mark Buchholz, of Deephaven Development, addressed the group on their
commitment to the project and are open to all constructive criticism the
commissioners and councilmembers may provide. Mr. Buchholz discussed the
notes the development staff had from previous board meetings on this project
and are working to incorporate them into the plans.
Mayor Lloyd Hilgart appreciated the effort from staff and developers and did not
have any critiques or further recommendations to the project as long as there is
focus maintained on maximizing parking around the redevelopment.
Planning Commissioner Andrew Tapper asked for clarification on a single
apartment shown on the main floor of the development. Architect Rhet Fiskness,
of Rhet Architecture out of Fargo, N.D., confirmed that it was designated as an
apartment and explained that it would be easier to remove than add in at a later
date in the project.
Mr. Tapper asked if the Fagade Improvement Grant Program will be extended to
the remaining buildings on Block 52. Ms. Schumann confirmed that the EDA
recently asked staff to amend the grant program to include the Block 52
buildings.
Mr. Fiskness noted that the proposed building is designed to recreate the feeling
of historic storefronts along Broadway Street that will help further blend the
building in with the historic buildings in the downtown area.
Councilmember Charlotte Gabler noted the intention of this redevelopment
project is to emphasize Monticello's uniqueness as a city in the region and asked
if this building design can be seen in another community. Mr. Fiskness said this
design is unique to this project.
Mr. Buchholz and Mr. Fiskness noted they are working on a flyover and North
elevations to show all directions of the building.
Ms. Gabler asked what type of landscaping is intended for the East side of the
building along TH 25. Mr. Fiskness noted that there is no planned greenspace in
that area, so any plantings would be part of an elevated planter system.
Ms. Gabler asked if there were plans to match the streetscape with the existing
downtown area as well. Mr. Fiskness said at the moment that had not been
addressed, but it will get discussed in the near future.
Councilmember Bill Fair asked if the underground parking is strictly under the
building itself or if it is planned to be under the surface parking as well. Mr.
Fiskness said that all the underground parking is under the footprint of the
proposed building. Mr. Fair followed up and asked if there were any discussions
on that. Mr. Buchholz said that had been discussed early in the plans, but it
ended up complicating the development process if the underground parking was
extended beyond the footprint of the building.
Mr. Fair asked if there had been any discussion with the Minnesota Department
of Transportation on minimizing the speed of vehicle traffic in that area. Ms.
Schumann clarified that there have been discussions with MN DOT regarding this
project, but not in regard to speed limits in the area.
Ms. Gabler asked if the Central Mississippi River Regional Planning Partnership
(CMRP) has been informed of these plans and are aware of the redevelopment
project. City Administrator Rachel Leonard clarified that City Staff provided a
presentation to the CMRP in December that included these redevelopment
plans.
Ms. Gabler asked if there were any rooftop greenspaces included with the
rooftop patios. Mr. Fiskness noted there currently are no plans for greenspace
on the roof of the buildings.
Planning Commissioner Alison Zimpfer asked if the gap between the existing
mattress store and the new building is intended to be an access off Broadway
Street. Mr. Fiskness said that it is not intended as it is not likely the County would
approve of a mid -block access at that congested point on Broadway Street.
Mr. Konsor noted that it would be a good idea to provide a view from the bridge
during the development stage of the land use process.
Mr. Konsor asked what the plans are for the overhead powerlines on site. Mr.
Buchholz says they are working diligently with City staff and Xcel Energy to plan
to relocate the lines on site.
Mr. Tapper asked what the timeline is intended for this entire redevelopment
project. Mr. Buchholz said that the intention is to move forward swiftly with
development plans and to start in the summer of 2022, but a project this size is
not one to be rushed.
Mr. Fair asked if there needs to be road closures around the project during
demolition or construction. Mr. Buchholz believes that closing roads will not be
necessary.
Tom Sipe, Front Street, mentioned that the traffic is hectic along TH 25 and
expressed interest in a barrier of some sort on the sidewalk along TH 25.
Mr. Grittman reiterated that this a concept meeting and not a formal land use
application, so this project will be brought back to the boards for formal review
and the public will have additional opportunity to provide feedback on the
project.
3. Adjournment
Recorded By: Hayden Stensgard
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Date Approved: May 18, 2022
ATTEST:
Angela Schughoryn, Cpmmunity Development director